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This analysis uses ABS Statistical Areas Level 2 (SA2) boundaries, which can materially differ from Suburbs and Localities (SAL) even when sharing similar names.
SA2 boundaries are defined by the Australian Bureau of Statistics and are designed to represent communities for statistical reporting (e.g., census and ERP).
Suburbs and Localities (SAL) represent commonly-used suburb/locality names (postal-style areas) and may use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
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ABS ERP | -- people | --
2021 Census | -- people
The median house price in Hay is $340k, with units at $204k. House values have moved 10.1% a year compounded over five years.
Curious about local property values? Filter the chart to assess the volume and appreciation (including resales) trends and regional comparisons, or scroll to the map below view this information at an individual property level.
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Sales Detail
Hay has an estimated 2,926 residents, up from 2,897 at the 2021 Census — a change of 29 people, or 1.0%. Fewer than ten people live on each square kilometre, across a boundary that takes in surrounding rural land. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
According to research conducted by AreaSearch, the population of Hay stands at approximately 2,926 as of Aug 2026. This represents a rise of 29 people (1.0%) compared to the 2021 Census total of 2,897 people. This updated count combines the ABS estimated resident population of 2,926 as of June 2025 with 41 validated new addresses registered following the Census. The local population density is 0.20 persons per square kilometer, ensuring considerable personal space across the locality. Recent demographic expansion has stemmed mostly from overseas migration, which made up around 79.4% of total net population additions.
Projections for each SA2 area are sourced by AreaSearch from ABS/Geoscience Australia modeling published in 2024 using 2022 as its base year, supplemented where necessary by NSW State Government SA2 projections issued in 2022 with a 2021 base year. Cohort-specific growth trajectories from these sources are extended across all regions between 2032 and 2041. Applying this framework, the overall population is projected to contract by 292 persons by 2041. In contrast, select demographics will experience gains, particularly the 75 to 84 age cohort, which is expected to expand by 55 people. Additional details are outlined in the age section.
Frequently Asked Questions - Population
20 new dwellings have been approved in Hay over the past five years, an average of 4 a year. That is 1.4 approvals per 1,000 residents. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.
Detail
Residential building approvals in Hay have averaged roughly 4 properties per year, totalling 20 homes over the past 5 financial years (between FY-22 and FY-26). With around 0.1 new residents per year per newly approved home over the past 5 financial years (between FY-22 and FY-26), housing development is matching or outpacing local demand, providing broad selection for buyers and headroom for prospective growth. Furthermore, newly approved properties carry an average construction cost of $520,000—moderately higher than regional figures—reflecting a commitment to superior build standards. Commercial development has also maintained moderate momentum, recording $19.1 million in approvals during this financial year.
Building activity in Hay is considerably subdued compared to the Rest of NSW, tracking 70.0% below regional average per person, though local approvals have registered a recent uptick. This relative shortage of new construction often bolsters values and interest for existing stock. Volumes also trail national levels, highlighting the region's established character and potential planning limits. Moreover, recent residential approvals consist exclusively of detached houses, maintaining a low-density rural feel that appeals to purchasers seeking space. The ratio of 533 people in the area per dwelling approval underscores a quiet construction market. With demographic projections remaining steady or trending downward, Hay is likely to face subdued residential demand, establishing advantageous purchasing conditions.
Frequently Asked Questions - Development
Development applications around Hay
Loading development applications…
| Lodged | Address | Description | Type | Distance | Status |
|---|
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 7 current infrastructure and development projects inside Hay, worth an estimated $1.4 billion. A further 123 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $55.8 billion. 28 are already under construction and 47 are due for completion within three years. The pipeline spans energy, transport & logistics and residential development. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Community outcomes are heavily guided by strategic planning, public works, and civil infrastructure. AreaSearch has pinpointed 16 local projects poised to influence the district, including the Hay Structure Plan, John Houston Memorial Pool Upgrade, Hay Health Services Redevelopment, and Bishops Lodge Affordable Housing Development, with key details summarized below.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.
Frequently Asked Questions - Infrastructure
Hay Structure Plan
Council-adopted strategic land use framework guiding the future growth of Hay over a 20-year horizon. The plan identifies residential, rural residential and industrial growth areas, infrastructure sequencing, and planning actions to implement the Hay Local Strategic Planning Statement. It continues to inform subsequent housing facilitation and rezoning initiatives.
John Houston Memorial Pool Upgrade
$4.19 million funding for the upgrade of the John Houston Memorial Pool in Hay, part of the Australian Government's Growing Regions Program to build or upgrade social infrastructure.
Bishops Lodge Affordable Housing Development
Hay Shire Council and Argyle Housing are progressing a proposal to develop affordable housing on Council-owned subdivision lots at Bishop's Lodge in Hay, targeting essential workers such as police, health, teaching, aged care and childcare staff, plus two four-bedroom dwellings for Council. Subdivision works were completed in 2024 at a cost of approximately $405,000. Argyle Housing, the local Community Housing Provider, is exploring funding through the Housing Australia Future Fund or another program such as the National Housing Accord, with the 2025 Argyle Housing Annual Report confirming the project remains active and funding avenues are still being pursued.If Argyle Housing cannot secure funding within four years of the agreement, the land reverts to Council.
Hay Health Services Redevelopment
Redevelopment of Hay Health Service, including a new four-bed residential aged care wing, internal refurbishments, new triage area, security improvements, and three new onsite staff accommodation units.
The Plains Renewable Energy Park
The Plains Renewable Energy Park in NSW's South-West Renewable Energy Zone, developed by ENGIE, including a 400MW solar farm, 400MW/1.6GWh BESS, and a 1,350MW wind farm with infrastructure and support facilities.
West Nyangay Solar Farm
The West Nyangay Solar Farm in Booroorban, NSW, includes an 800 MW solar farm, 500 MW/2,000 MWh battery storage, a 330/33-kilovolt substation, and ancillary infrastructure.
Saltbush Wind Farm
Proposed 400 MW onshore wind farm in the South West Renewable Energy Zone near Booroorban, NSW. The project comprises up to 68 wind turbines with a tip height of up to 280 m, a co-located solar farm, and a battery energy storage system (BESS) of up to 600 MW / 1,200 MWh. Additional infrastructure includes a substation, access tracks, and underground and overhead cabling. Currently at the Prepare EIS stage under State Significant Development application SSD-70636459.Once operational, the project is expected to power approximately 173,000 Australian households.
Pottinger Energy Park
Pottinger Energy Park is an approved large-scale renewable energy project in the NSW South West Renewable Energy Zone, jointly developed by Someva Renewables and AGL Energy. The NSW Independent Planning Commission approved the development in August 2025 for up to 1,300 MW of generation from approximately 247 wind turbines, supported by a battery of up to 500 MW / 2,000 MWh. Federal EPBC approval was granted in September 2025. Under the Access Right issued by EnergyCo in April 2025, the first phase of construction will deliver around 831 MW of wind generation (about 115 turbines) supported by a 400 MW / 1,600 MWh battery connected to the Project EnergyConnect transmission network.In March 2026 the project was endorsed by the NSW Investment Delivery Authority as one of 16 high-value projects across the state. A Community Consultative Committee is being established and a Community Benefits Program with Hay Shire Council and Edward River Council will deliver at least 26 million dollars in direct community support over 30 years. Construction on the initial phase is anticipated to commence in late 2026 pending a final investment decision targeted for 2026, with operations expected to begin in 2028-29. At full capacity the project could power the equivalent annual needs of approximately 830,000 NSW households and create up to 900 construction jobs and 55 ongoing operational roles.
1,583 residents of Hay are employed, from a labour force of 1,659. Unemployment sits at 4.6%, with participation at 68.0%. Weighted for its industry mix, the area's sectors are forecast to grow about 5.0% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
Hay maintains an even split between blue and white collar vocations across varied industries, alongside an unemployment rate of 4.6%. In March 2026, 1,583 residents were actively employed, while unemployment sat 0.5% above the 4.1% mark for Regional NSW. Concurrently, labor force participation reached an elevated 68.0%, exceeding the 60.6% seen in Regional NSW. Census findings indicated that 11.8% of workers operated from home, though this figure was likely influenced by Covid-19 lockdown restrictions. Local workers are primarily employed in agriculture, forestry & fishing, retail trade, and construction. The area displays a strong specialization in agriculture, forestry & fishing, maintaining an employment concentration 4.7 times the regional level.
Conversely, health care & social assistance accounts for only 7.9% of workers, compared to the regional benchmark of 16.9%. While positions exist within the township, the comparison between Census working figures and the resident population suggests significant outbound commuting. AreaSearch evaluations of ABS and SALM figures show that in the year to March 2026, the local workforce shrank by 4.3% while overall employment fell by 5.0%, lifting unemployment by 0.7 percentage points. Over the same timeframe, Regional NSW registered a 0.9% drop in jobs and a 0.4% labor force decline, alongside a 0.5 percentage point rise. Broader national projections from Jobs and Skills Australia as of Mar-26 provide context for future workforce requirements. While nationwide employment is projected to expand by 6.6% over five years and 13.7% over ten years, industry performance varies widely. Applying these sectoral forecasts across the local industry distribution indicates employment in Hay could rise by 5.0% over five years and 11.0% over ten years (representing a baseline weighting extrapolation for illustration without local population adjustments).
Frequently Asked Questions - Employment
Median household income in Hay is $1,236 a week (about $64,000 a year), with median personal income at $701 a week. ATO records put median taxable income at $50,789 a year against an average of $62,437. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
Taxpayer earnings in the Hay SA2 sit beneath nationwide benchmarks based on financial year 2023 ATO statistics compiled by AreaSearch. The median taxpayer income is $50,789 with an average of $62,437, compared to Regional NSW benchmarks of $52,390 and $65,215 respectively. Factoring in Wage Price Index movement of 10.32% since financial year 2023, March 2026 estimates reach roughly $56,030 (median) and $68,880 (average). The 2021 Census placed personal, family, and household earnings between the 15th and 28th percentiles nationally. The largest earnings band comprises 29.6% of locals (866 people) making $1,500 - 2,999, matching the regional proportion of 29.9%.
Although low living costs allow residents to retain 91.9% of their income, overall disposable income sits at the 24th percentile nationwide.
Frequently Asked Questions - Income
Hay had 1,136 occupied dwellings at the 2021 Census, 92% detached houses and 1% apartments. 24% are owned with a mortgage, 29% rented and 47% owned outright. At that Census the median rent was $175 a week and the median mortgage repayment $894 a month. Rent absorbs 14.2% of household income here and mortgage repayments 16.7%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
According to the most recent Census, the housing stock in Hay was made up of 91.6% houses and 8.5% other dwellings, which includes semi-detached units, apartments, and other types of residences. This contrasts with the broader Regional NSW area, where houses accounted for 82.6% of dwellings and other dwellings made up 17.4%. Home ownership rates in Hay were notably higher than the Regional NSW average, standing at 47.3%. The remaining dwellings were either mortgaged at 23.9% or rented at 28.8%. The median monthly mortgage payment in Hay was considerably lower than the Regional NSW average of $894.
Weekly rent figures in Hay reached $175, which was significantly less than the Regional NSW weekly average of $1,733 and the monthly average of $330. On a national scale, Hay's mortgage repayments fell well below the Australian average of $1,863, while rental costs were also substantially lower than the national monthly figure of $375.
Frequently Asked Questions - Housing
Hay counted 1,136 households at the 2021 Census, averaging 2.2 people each. 22% are couples with children, fewer than in 80% of areas nationally, against 31% couples without children. 34% of households are people living alone, and families average 2.1 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Family units constitute the predominant living arrangement, making up 64.7% of all households. This group includes 30.6% couples without children, 22.1% couples with children, and 10.5% single parent families. Non-family living situations represent the other 35.3%, consisting of lone person households at 33.7% and group households at 2.2%. The median household size is 2.2 people, slightly below the 2.4 figure for Regional NSW.
Frequently Asked Questions - Households
12.0% of adults in Hay hold a university qualification, including 9.0% with a bachelor degree and 1.3% with postgraduate qualifications, lower than 85% of areas nationally. A further 29.5% hold a vocational qualification. 4 schools serve the area, with 385 enrolment places and an average ICSEA of 948 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Tertiary qualification levels present an area for community development, as 12.0% of locals hold university degrees against the broader NSW rate of 32.2%. Bachelor degrees constitute the largest share at 9.0%, with graduate diplomas at 1.7% and postgraduate qualifications at 1.3%. Technical and vocational credentials are widely held, with 38.9% of residents aged 15+ possessing vocational training, encompassing advanced diplomas (9.4%) and certificates (29.5%). Formal study engagement is substantial, with 28.6% of the local population actively participating in education. This comprises 11.8% enrolled in primary education, 7.9% in secondary schooling, and 1.6% pursuing tertiary programs.
Frequently Asked Questions - Education
Schools Detail
Getting around Hay means driving: households keep an average of 1.5 vehicles, and scheduled services reach only a handful of stops. Service data is built from operators' published GTFS timetables; vehicle ownership is from the 2021 Census.
Detail
Public transport within Hay consists of 30 active transport stops across rail and bus networks. These facilities are served by 10 individual routes delivering a total of 88 weekly passenger trips. Overall public connectivity is constrained, with residents living an average of 1731 meters from the nearest transport stop. As an outward-commuting residential population, private vehicle travel is the primary option at 86%, while 11% walk. Households maintain an average of 1.5 vehicles per dwelling. Work-from-home participation was recorded at 11.8% at the 2021 Census, which may reflect pandemic-era measures.
Transit schedules across all lines deliver an average of 12 trips per day, translating to roughly 2 weekly trips per individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
61.3% of residents in Hay report no long-term health condition, a less healthy profile than 84% of areas nationally. 6.2% need daily assistance with core activities, and 50.4% hold private health cover. The standardised death rate runs at 7.4 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health indicators compiled by AreaSearch point to notable local challenges across mortality metrics and chronic illness across both younger and older age brackets. Meanwhile, private health insurance uptake is comparatively low, covering approximately 50% of the population (~1,474 people), below the national benchmark of 55.7%. The primary medical diagnoses reported by residents are asthma (10.3) and arthritis (9.8%), while 61.3% of the community indicated no chronic health conditions, slightly under the 63.3% recorded across Regional NSW. Chronic conditions are elevated among working-age individuals. In addition, people aged 65 and over make up 26.2% of the local populace (766 people), surpassing the 23.3% seen throughout Regional NSW, and ranking even higher when compared against national numbers.
Frequently Asked Questions - Health
Hay is largely Australian-born, at 92.2% of residents, with 4.6% speaking a language other than English at home. The largest reported ancestries are Australian (33.9%) and English (32.8%). 6.3% of residents identify as Aboriginal and/or Torres Strait Islander. Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity metrics in Hay sit below state benchmarks, with Australian citizens comprising 84.7% of the community, 92.2% born in Australia, and 95.4% speaking only English at home. Christianity is the predominant faith, practiced by 69.7% of residents, compared to 55.9% across Regional NSW. Regarding ancestral background based on parental country of birth, the primary groups in Hay are Australian (33.9%), English (32.8%), and Irish (8.2%). Distinct variations are also evident across other lineages: Australian Aboriginal representation is elevated at 6.3% (against 4.6% regionally), Maori ancestry is at 0.5% (vs 0.3%), and Scottish heritage stands at 7.7% (vs 8.0%).
Frequently Asked Questions - Diversity
The median resident of Hay is 48, older than 86% of areas nationally. 22.9% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The age breakdown in Hay generally aligns with Regional NSW benchmarks, showing a maximum variance of 3.1 percentage points. AreaSearch places the median age at 48 as at August 2026, identical to the 2021 Census figure and 5 years higher than the Regional NSW median of 43 at that Census, while Australia registered a median of 38. Looking at broad cohorts, middle-aged adults and early retirees aged 45 - 64 decreased from 29.8% at the Census to an estimated 26.1%. Specifically, the 55 to 64 band declined from 18.2% to an estimated 16.1%, while the 65 to 74 group grew from 11.5% to 13.8%, reflecting an ageing resident base with limited younger arrivals.
Through to 2041, the largest numerical gain is anticipated among seniors aged 65+, expanding by 53 residents (7%) to 820, while youth, young adults, and working-age cohorts are projected to decline.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Hay
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Sep 2026.
Everything is aggregated to the SA2 boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 2 months ago headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Sep 2026 last month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Sep 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Aug 2026 2 months ago all 7 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated Aug 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 7 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Sep 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 3 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Sep 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 41 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (2,897 at the 2021 Census → 2,926 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to Aug 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (109021177). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.